Full Circle Development (FCD) and its subsidiary of companies provide Turn-Key Real Estate Solutions using technological knowledge to build faster and more efficient multifamily structures.
FCD acquires, plans, develops and implements ground up multifamily projects targeting middle market, market-rate, workforce housing in secondary markets where demand is high, entitlements are streamlined and capital has been deployed for purchasing land and completing numerous items required for development orders. Using premier building methods allows our buildings to be close to net zero efficiency. Quicker-to-market strategies dominate our corporate culture, allowing for faster lease-up, less labor and permitting requirements and increased economies of scale versus stick-built. FCD has also purchased and renovated Class C multifamily projects for re-positioning or condominium conversions and uses in-house contracting and real estate management to increase efficiency and revenue. |
CONSULTING SERVICES
FCD’s advisory services are custom made to fit most every issue faced when purchasing, planning, financing and developing real estate. Fees are structured to meet customer needs and we base our fees on what particular Tier Level of scope is requested. Whether its rezoning, budgets, building method analysis, assemblages, title chain deficiencies, or all levels of construction and phasing, we can assist. We have built and consulted for multifamily projects, industrial sites, hotels (both building and operating), single family, modular construction, ICF construction, resort planning and more.
By using technology for better construction, Vision’s building solutions save our environment and provide customers with the most technologically advanced construction available. By partnering with establishments such as the BBB, Home Builders Association, Energy Star, and LEED, customers can be assured that honesty and quality are essential components of Vision’s mission to make every customer happy.
By using technology for better construction, Vision’s building solutions save our environment and provide customers with the most technologically advanced construction available. By partnering with establishments such as the BBB, Home Builders Association, Energy Star, and LEED, customers can be assured that honesty and quality are essential components of Vision’s mission to make every customer happy.
NEW GROUND-UP
Renovations
Efficient Building Solutions
FCD is focusing development efforts on under-served markets; where vacancy rates are low, land prices are less and saturation has not occurred. We are targeting new construction of Class B+ developments. |
CONSULTING Services
-- Understanding building design, entitlements, zoning requirements, architecture, engineering (structural, civil, geo-technical, MEP) and their interaction between all other components for successful projects.
Construction Management
Liens & Subcontractor Payments
Liens; filed by subcontractors, contractors, or other vendors working on the job, could highly impact the successful delivery of any project. Most owners may not know any issues exist, until other processes are stopped, such as a final Certificate of Occupancy (CO), or the bank or lender NOT paying "draws". FCD ensures all liens and payments are being made for actual work complete and we also go the extra mile to complete all due diligence required by each lender, bank or owning entity. Ensuring all payments are made, proper retainage amounts are withheld, and lien releases are signed. Contract & Accounting Review
Contracts and proper "Draw" progress payment accounting is required if the developer or owner wants a seamless building process. Many owners are not familiar with procedures, contracts and standards specific to the building industry. Full Circle Development analyzes all contracts and accounting paperwork to ensure the owner is paying the proper amount for each draw. Using accepted construction methods for holding the proper retainage , or capital held-back upon project completion, is the key to ensuring contractors do what is required. If not accounted-for properly, missing details can add up to cost overruns, numerous change orders and an unorganized planning, building and final delivery process. Land Planning
Land Planning involves working closely with engineers, city officials, lawyers, the public, Neighborhood Planning Units (NPU's), and others. In all cases, the land plan is key to getting an entitlement passed to build a development. Knowing how to work within each city, county and state government is extremely important. FCD assists with zoning, planning, re-zoning and special use permits required by some government entities before a project is allowed to continue and be permitted. FCD is familiar with Tax Allocation Districts and local impact studies to investigate public issues affecting the approval process. FCD has proven and time-tested strategies to assist getting these approvals before extravagant capital resources are deployed. |
Construction Management
Vision also provides Turn-Key contracting services for in-house projects, including Construction Management, Building, Modular and other facets of construction related to developing real estate. Insulated Concrete Form (ICF)
(ICF) is a system of formwork for reinforced concrete usually made with a rigid thermal insulation that stays in place as a permanent interior and exterior substrate for walls, floors, and roofs. The forms are interlocking modular units that are dry-stacked (without mortar) and filled with concrete. The units lock together somewhat like Lego bricks and create a form for the structural walls or floors of a building. ICF construction has become commonplace for both low rise commercial and high performance residential construction as more stringent energy efficiency and natural disaster resistant building codes are adopted. ICFs may be used with frost protected shallow foundations (FPSF). MUNICIPALITY - Infrastructure Repair
General contracting firm specializing in municipal Infrastructure Repair, private and preselected General Contracting projects and supplying labor for self-owned projects.
Design - Build (Municipal Only)
We assists municipalities with infrastructure repair projects, pipe re-lining work and CIPP (Cured In Place Pipe). Services include road repairs. Storm, water, sewer, gas and chemical pipe repairs. |
Equity Analysis
Different Equity requirements complicate the calculus and needs for most project types. Variables such as asset class, what part of the country the project is located, credit of the borrower and much more make it difficult for borrowers to get straight answers on how much equity is required as well as how owners or borrowers present paperwork and due diligence items required by each lender, the equity provider and what is then needed for exit strategies. Full Circle understands equity and can assist and help provide needed analysis, business plan deliverables, accounting schedules and any additional spreadsheet or documents required. Loan Assistance
Use the Pre-App form to complete your loan information and upload within this site (About Us Page) to send back to us. The form is interactive with fill-able content and you can save, print, digitally sign and return. Save the form to your computer first, then the form becomes interactive. Once complete, save and attach to send. Please upload your form using our CONTACT US form below. City & Government Approvals
Approvals from any government entity is a frustrating process to coordinate, execute and implement successfully. Bureaucracy, politics and many other issues effect approvals. It's sometimes difficult to understand the unstated agendas by city or county board votes. Weaving through issues requires knowing what questions to ask and how to maneuver successfully through the process. FCD is here to assist you with all processes required. Whether it's an outside engineering firm the city or county looks to for advisement, or whether its Department of Transportation bond issue, FCD understands issues related to city, county and state approvals. |